Event Recap
The Town of Montreat Board of Adjustment met on October 22, 2026, to address several variance requests and administrative matters. The meeting began with the swearing-in of two new members, Matt Horn and Tiffany Neville, bringing the board to a full complement of seven members. The agenda was adopted, and the minutes from the August 27, 2026, meeting were approved.
The board voted to approve a written order denying a variance request for 427 Kentucky Road, which had been previously heard on August 27, 2026. For 779 Foreman Siding Road, the board voted unanimously to continue the variance hearing to January 28, 2027. The applicants’ attorney explained that the delay was necessary because the stream determination had expired and the applicants needed time to evaluate cost estimates for stormwater changes suggested by the opposing party. The opposing party stated he was happy to continue the matter until January but requested that the board ensure both parties' experts are available on the hearing date. Chair Ed Kramer noted that the request for a site visit was "a request, it's not an obligation," and the board did not commit to a site visit.
The board granted a six-month extension to a previously granted variance for 536 Calvin Trail. The applicant explained that progress was delayed because they had torn off half the deck, changed architects, and continued renting the property to teenagers for the summer season. Chair Ed Kramer asked why nothing had been done in the last year, and after hearing the explanation, the board approved the extension.
The board voted 6-1 to grant a variance for 123 Mecklenburg Circle, allowing reduced side and rear setbacks for a single-family dwelling. Chair Ed Kramer proposed rounding the setback numbers to make the decision simple. A neighbor at 121 Mecklenburg Circle stated that he and his wife do not object to the variance and look forward to having the applicants as neighbors. No board members responded to this comment.
For 165 Texas Road Extension, the board voted to grant a variance allowing reduced side setbacks for a single-family dwelling currently under construction. Chair Ed Kramer stated, "This was no fault of the applicant... It was an error on the town of Montreat made an error here from a previous zoning director." Town Attorney Brendan initially noted that the variance sought was a one-foot reduction from each side setback, but the architect clarified that a five-foot allowance was needed on the right side of the plan. A neighbor commented that while she wished the builders well, she believed town rules regarding setbacks should be adhered to, noting that she had never been asked to justify a negative vote on Planning and Zoning. Another representative spoke on behalf of a neighbor in Idaho, requesting that the board ensure no further erosion occurs and that a professional arborist inspect trees on the neighbor's property for damage caused by excavation. Town Attorney Brendan noted that erosion and tree damage issues are typically addressed through building permits and other ordinances, not the variance hearing. Chair Ed Kramer allowed the testimony to be heard but noted it was hearsay. No member explicitly agreed to the arborist request or erosion mitigation measures during this hearing.
The board voted to approve the final written orders for the variances granted at 123 Mecklenburg Circle and 165 Texas Road Extension. The Town Attorney stated he would draft these written orders, which were subsequently approved. In closing, Chair Ed Kramer remarked, "It's a real service to the community that we have a full contingent of Board of Adjustment... It makes for a better discussion, it makes for better decision making to have all of us here together."
The board noted that a meeting is scheduled for November 19, 2026, to hear a special use permit request for an accessory dwelling unit. The applicants' attorney for 779 Foreman Siding Road stated they would communicate with the opposing party to ensure experts are available for the continued hearing.